Historic Zoning Commission

COOKEVILLE HISTORIC ZONING COMMISSION MINUTES SEPTEMBER 11, 2007 5:00 P.M. The Cookeville Historic Zoning Commission met on Tuesday, September 11, 2007, at 5:00 p.m. in the Council Chambers, 45 East Broad Street, Cookeville, TN 38501. MEMBERS PRESENT: Alma Anderson, Lee Carney, Calvin Dickinson, Charles Martin, and Don Prince. MEMBERS ABSENT: Greg Stamps and Julia Woodford. STAFF PRESENT: James Mills, Jayne Barns and Suzanne Garnmeister. OTHERS PRESENT: See attached Record of Attendance. CONSIDER FOR APPROVAL THE MINUTES OF AUGUST 14, 2007. Calvin Dickinson made the motion to approve the minutes of August 14, 2007. Alma Anderson seconded the motion and the motion carried unanimously. APPROVED. HOLD A PUBLIC HEARING AND CONSIDER FOR APPROVAL HISTORIC ZONING DISTRICT DESIGNATION ALONG ALLEN AVENUE BETWEEN EAST 8TH STREET AND EAST 10TH STREET AND ALONG NORTH WASHINGTON AVENUE BETWEEN EAST 10TH STREET AND NORTH OF EAST 4TH STREET. REQUEST SUBMITTED BY STAFF. Suzanne Garnmeister stated that the purpose of the Public Hearing is to solicit comments from property owners regarding the establishment of historic zoning district designation along two corridors: (1) Allen Avenue between East 8th Street and East 10th Street; and (2) North Washington Avenue between East 10th Street and north of East 4th Street. Under consideration are two Allen Avenue districts. The first consists of five parcels and is zoned RS-10. The second consists of 14 parcels, and is also zoned RS-10. The Washington Avenue District under consideration consists of 30 parcels and is zoned CL, RS-10, and RS-15. As requested by the Commission, the Planning Department has contacted the owners of the 44 properties under consideration for Historic District overlay. Self- addressed stamped post cards were provided for the owners to indicate whether they favored or opposed historic zoning designation or needed more information. As of September 6, 2007, the responses are as follows:  Four of the 14 Allen Avenue property owners indicated a positive response. All four positive responses came from the property owners who submitted the request for Historic District Overlay designation at the August 14, 2007 Historic Zoning Commission meeting. These four properties are contiguous, and are located between East 10th Street and East 9th Street on Allen Avenue.  The remaining ten Allen Avenue property owners contacted were opposed to the Historic District overlay. HISTORIC ZONING COMMISSION 2 SEPTEMBER 11, 2007 This represents only 28.6 percent of the expanded Allen Avenue District respondents in favor of the District, and does not meet the two-thirds majority approval required by Cookeville Historic District regulations. However, four of the five property owners originally requesting Historic District Overlay Zoning remain in favor of Historic District designation, and the original configuration of the Allen Avenue District does meet the two-thirds majority required by Cookeville Historic Zoning regulations. These properties are as follows: 1. 905 Allen Avenue, Parcel 6, Map 40N, Group F, owner Ray Burgess 2. 915 Allen Avenue, Parcel 5, map 40N, Group F, owner Samuel Bacon 3. 921 Allen Avenue, Parcel 4, map 40N, Group F, owners Gus and Patsy House 4. 931 Allen Avenue, Parcel 3, map 40N, Group F, owner Janet Bacon Baggett 5. 807 North Washington Avenue, Parcel 2, Map 40N, Group F, owners Martin Medley and L. A. Allen As indicated at the last Commission meeting, the inclusion of the single parcel oriented to North Washington Avenue within the requested Allen Avenue Historic District does not appear to be appropriate. From a historic district perspective, the property at 807 North Washington Avenue does not appear to have a direct connection with the properties along Allen Avenue. Responses from the 30 property owners in the proposed Washington Avenue Historic District were as follows:  Three of the 30 Washington Avenue property owners indicated a positive response.  21 property owners indicated a negative response.  Two property owners indicated that they needed more information before they could make a determination.  Four property owners did not respond. This represents only ten percent in favor of the proposed Washington Avenue Historic District, and does not meet the two-thirds majority approval required by Cookeville Historic District regulations. While the required approval percentages of the smaller Allen Avenue Historic District are met, only four of these five properties seem appropriate, historically. There is insufficient interest in a Washington Avenue Historic District to allow creation of a separate district at this time. Staff recommended denial of the Historic Overlay Zone. Calvin Dickinson shared his concerns about the negative views that had been given to the property owners prior to the Planning Department sending out their letters, which explains the overwhelming “no” on this issue. Mr. Dickinson added that the Historic Zoning Commission tried a few years ago to add properties on North Washington Avenue as a Historic Overlay Zone, but did not get enough interest at that time. HISTORIC ZONING COMMISSION 3 SEPTEMBER 11, 2007 James Mills stated that a petition was received and signed by numerous residents in opposition to a Historic District on the Allen Avenue and North Washington Avenue Area. The comments that our Department received were that the residents were told that they couldn’t paint their house and that any improvements would be severely restricted. The property owners may have been misinformed. The design guidelines are established by the residents of any Historic District and require approval by 2/3rds of the property owners. Don Prince stated that Board needs to protect historic parts of our City. Calvin Dickinson stated that in the future that the Board needs to look at 7th & 8th Streets from North Jefferson Avenue to North Washington Avenue. Janet Bacon Baggett restated the contributions of their family and they would still like to have their property in the Historic Zoning Overlay Zone. Mona Copeland stated that they restored a 100 year old home on North Washington Avenue and she doesn’t understand why the Baggett family cannot get their Historic Zoning for the block that they requested. Nancy Forrester, 824 North Washington Avenue, stated that the neighbors need to be educated on the difference between Historic Zoning Overlay and Historic Preservation. Peggy Cathey, 535 North Washington Avenue, stated that there was a neighborhood meeting on Thursday night at the Library concerning some of the zoning issues. Alma Anderson stated that when North Dixie Avenue was formed that the residents had several neighborhood meetings along with the Historic Zoning Commission meetings. Calvin Dickinson made the motion to table this request. Alma Anderson seconded the motion and the motion carried unanimously. APPROVED. CONSIDER FOR APPROVAL APPLICATION FOR CERTIFICATE OF APPROPRIATENESS FOR THE ADDITION OF A NEW BATHROOM AND A CLOSET ON THE PROPERTY LOCATED AT 437 FREEZE STREET. REQUEST SUBMITTED BY CHAD MCDONALD. Suzanne Garnmeister stated that Mr. Edward Erger, architect, has submitted for approval an application for a Certificate of Appropriateness on behalf of Chadwick and Sarah McDonald for exterior alterations to the rear and side of the house located at 437 Freeze Street. Specifically, an addition to the rear portion of the house will be made. This house is located within the East Broad- Freeze Street Historic District. The Zoning Code provisions for the HS, Historic District require that certain determinations be made in evaluating an application for a Certificate of Appropriateness. These are as follows:  Whether the proposed action is in harmony with the intent of the HS District, HISTORIC ZONING COMMISSION 4 SEPTEMBER 11, 2007  Whether the proposed action would complement other structures within the HS District, and  Whether the proposed action complies with the “Standards for Rehabilitation” as promulgated by the Secretary of the Interior. Applications for Certificates of Appropriateness require the submittal of certain additional information or materials if necessary to determine compliance. All required information has been submitted. As no specific design guidelines have been adopted for this district, the Secretary of the Interior’s “Standards for Rehabilitation” serves as the design guideline for the East Broad-Freeze Street Historic District. These are as follows: (staff report in italics)  A property shall be used for its historic purpose or be placed in a new use that requires minimal change to the defining characteristics of the building and its site and the environment. (The property will remain single family residential in use)  The historic character of a property shall be retained and preserved. The removal of historic materials or alteration of features and spaces that characterize a property will be avoided. (Mr. Erger has indicated that the proposed exterior alterations will be done in the same architectural style and will be of materials that are compatible with those pre- existing on the home. Exterior stone siding material will be salvaged and re-used, when possible. Any additional siding material required will match the existing material to the extent possible)  Each property shall be recognized as a physical record of its time, place, and use. Changes that create a false sense of historical development, such as adding conjectural features or architectural elements from other buildings, shall not be undertaken. (The building will not be made to appear older than it is)  Most properties change over time; those changes that have acquired historic significance in their own right shall be retained and preserved. (No architecturally significant changes will be made)  Distinctive features, finishes, and construction techniques or examples of craftsmanship that characterize a property shall be preserved. (Mr. Erger indicates that all historically significant features, finishes, and examples of craftsmanship will be preserved)  Deteriorated historic features shall be repaired rather than replaced. Where the severity of deterioration requires replacement of a distinctive feature, the new feature shall match the old in design, color, texture, and other visual qualities and, where possible, materials. Replacement of missing features shall be substantiated by documentary, physical or pictorial evidence. (The roofline and rear of the house will remain the same in terms of design, color, texture and materials, as much as possible. Additional stone siding material will match the existing material to the extent possible) HISTORIC ZONING COMMISSION 5 SEPTEMBER 11, 2007  Chemical or physical treatments, such as sandblasting, that cause damage to historic materials shall not be used. (No potentially damaging chemical or physical treatments will be undertaken)  Significant archeological resources affected by a project shall be protected and preserved. (There is no known archeological significance)  New additions, exterior alterations, or related new construction shall not destroy historic materials that characterize the property. The new work shall be differentiated from the old and shall be compatible with the massing, size, scale, and architectural features to protect the integrity of the property and its environment. (The new addition, as proposed, will be compatible with the historic building’s character. Size, scale, and proportion will be compatible, as well as materials)  New additions and adjacent or related new construction shall be undertaken in such a manner that if removed in the future, the essential form and integrity of historic property and its environment would be unimpaired. (The essential form and integrity of the property will not be altered by the addition, as proposed) Staff recommended approval of the Certification of Appropriateness. Alma Anderson made the motion to approve the Certificate of Appropriateness. Calvin Dickson seconded the motion and the motion carried unanimously. APPROVED. CONSIDER FOR APPOVAL APPLICATION FOR CERTIFICATE OF APPROPRIATENESS FOR THE REPLACEMENT OF WINDOWS AND EXTERIOR REPAIRS ON THE PROPERTY LOCATED AT 68 NORTH DIXIE AVENUE. REQUEST SUBMITTED BY CROWN WINDOWS AND SIDING ON BEHALF OF THE ROBERSON HEIRS. Suzanne Garnmeister stated that Crown Window Company has submitted for approval an application for a Certificate of Appropriateness on behalf of the Roberson Heirs for exterior alterations and repairs to the house located at 68 N. Dixie Avenue. Specifically, repairs and alterations will be made to the porch, guttering, windows and doors. This house is located within the North Dixie Avenue Historic District. The Zoning Code provisions for the HS, Historic District require that certain determinations be made in evaluating an application for a Certificate of Appropriateness. These are as follows:  Whether the proposed action is in harmony with the intent of the HS District  Whether the proposed action would complement other structures within the HS District  Whether the proposed action complies with the “Standards for Rehabilitation” as promulgated by the Secretary of the Interior  Whether the proposed action complies with the Design Guidelines for the North Dixie Avenue Historic District. HISTORIC ZONING COMMISSION 6 SEPTEMBER 11, 2007 Applications for Certificates of Appropriateness require the submittal of certain additional information or materials if necessary to determine compliance. All required information has been submitted. Proposed work includes the following:  Installation of 25 replacement windows  Rotted exterior wood facings and sills will be repaired as needed and covered in aluminum  Two windows will be added on the rear west wall beside the existing door  7” staggered cedar shakes will be installed on two wings of the side porch  Broken glass will be replaced  Door facings will be covered  Columns will be installed on the front wall  Existing screen doors will be re-screened  One missing shingle will be re-installed  Two rear garage door frames and headers will be trimmed  The door on the north wall will be replaced  A full view white storm door will be installed on the north wall  New hardware will be installed on entrance doors The Design Guidelines for the North Dixie Historic District provide the following applicable guidelines: For Entrances and Porches: (staff report in italics)  Original porch elements should be repaired rather than replaced when possible. When damaged elements are repaired, the detail of the existing original material shall be matched. (The original columns will be replaced with architecturally similar columns)  Removing or radically changing entrances and porches important in defining the building’s overall historic character is prohibited. If altering the porch and/or entrance, ensure that the new treatment matches or blends with the original style or character of the house. (The proposed work does not appear to make a radical change to the entrance. The proposed new columns are similar in character to the existing columns) For Front Doors:  Substituting the original doors with stock size doors that do not fit the opening properly or do not blend with the style of the house is prohibited. Transom windows and sidelights shall be retained. (As proposed, all doors will fit existing openings. The Palladian window over the front door will be retained. Windows that have decorative framework will retain those features)  When installing screen doors, ensure that they relate to the character of the existing door. Do not use clear aluminum screen doors. (The proposed storm door is similar to the character of the existing door. New screens will replace existing damaged screens) HISTORIC ZONING COMMISSION 7 SEPTEMBER 11, 2007  New storm and security doors shall be full view or near full view to avoid obscuring the original door. Original storm and security doors may be replaced with doors of a matching style. (The proposed storm door is full view. Replacement doors, as proposed, will be of a matching style) For Windows:  Retain original windows and window openings, if possible. Replace original windows only when they are missing or beyond repair. Use true or simulated divided lights, in a similar configuration, when replacing windows to match the remaining originals. (Window openings will not change, with the exception of the installation of two additional windows on the south side of the building. The original windows are badly damaged, and are beyond repair. Replacement windows, as proposed, will retain a similar configuration to the original windows)  The use of materials or finishes that radically change the sash, depth of reveal, muntin configuration, the reflective quality or color of the glazing or the appearance of the frame is prohibited. (The proposed materials will not radically change these design elements) It would appear, based on the information submitted, that the proposed exterior work will comply with the required guidelines. Staff recommended approval of Certification of Appropriateness. Alma Anderson made the motion to approve the Certificate of Appropriateness. Charles Martin seconded the motion and the motion carried unanimously. APPROVED. ADJOURNMENT: 5:50 P.M. SUBMITTED FOR APPROVAL SUBMITTED FOR RECORDING ___________________________ __________________________________ JAYNE BARNS CPS DON PRINCE, CHAIRMAN PLANNING ASSISTANT COOKEVILLE HISTORIC ZONING